Loading...
HomeMy WebLinkAboutMinutes - 11/18/2004 - Planning and Zoning CommissionMinutes of the City of McHenry PLANNING AND ZONING COMMISSION November 18, 2004 The November 18, 2004 Meeting of the City of McHenry Planning and Zoning Commission was called to order by Chairman Howell at 7:28 p.m. in the McHenry Municipal Center Council Chambers. Commission members in attendance: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Absent: Schepler. Also in attendance: Planner Martin, Attorney Rob Fetzner. Public Hearing – Christopher Para File No. Z-629 806 S Pearl Avenue Chairman Howell at 7:29 p.m. called to order the Public Hearing regarding a petition filed by Christopher Para for a side yard setback variance to allow an addition to the existing garage on the property located at 806 South Pearl Avenue, McHenry. In attendance representing the applicant was Christopher Para who was sworn in by Chairman Howell. Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on November 1, 2004. A Certificate of Publication and receipts of notification to abutting property owners of record are on file in the Office of the City Clerk. An Affidavit of Service and property posting is also on file in the Office of the City Clerk. Mr. Para stated his purpose before the commission this evening is to seek a recommendation to City Council for a variance to construct an expansion of the existing garage on his property. He stated he would like to construct an addition to his garage including a residential use above it. He is currently about 3 feet short in the required side yard setback and is therefore seeking a variance. Planner Martin provided the Commission with an overview of the Staff Report. Planner Martin stated due to the placement of the home on the lot and the existing lot width, the petitioner cannot meet the required setback of 7.1 feet. The proposed variance is minimal and Staff has no concerns with the request and recommends granting of variance to allow a side yard setback of 5 feet on the north property line. Chairman Howell requested questions and/or comments from members of the Commission. In response to commission inquiry, Mr. Para stated he intends to put a fourth bedroom above the garage. Planner Martin noted the building permit would be granted for a building addition and not solely for a garage expansion. In response to an inquiry, Planner Martin stated he was uncertain how the proposed addition would affect real estate taxes on the subject property. Responding to a question, Mr. Para stated he has an architect working on the plans for the expansion. The aesthetics of the addition will blend in with the existing building structure. Some discussion ensued regarding whether the language of the request as being solely for a garage addition or to allow expansion of the living space as well. Building code issues were also P&Z Commission November 18, 2004 Page 2 discussed relating to occupancy permit and use of the garage space prior to the completion of the living quarters in the building expansion. In response to Chairman Howell’s inquiry, there were no public comments and/or questions regarding the request. Motion by Cadotte, seconded by Buhrman, to recommend to the City Council with regard to file no Z-629, an application for variance to allow the construction of a building expansion for both residential living quarters and garage space for the property located at 806 South Pearl Avenue in the north side yard with a setback of 5 feet, as submitted by Christopher Para, be granted, and that Table 32, the Approval Criteria for Variances, pages 377-378, has been met. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Schepler. Motion carried 6-0. Commission Comments on Motion: Ekstrom: Wished the applicant well in the building expansion project. Chairman Howell closed the Public Hearing regarding File No. Z-629 at 7:39 p.m. Public Hearing – Cunat Inc. File No. Z-628 SE Corner of Bull Valley Road and Crystal Lake Road Chairman Howell at 7:40 p.m. called to order the Public Hearing regarding a request for Zoning Map Amendment and Variances for the southeast corner of the intersection of Bull Valley Road and Crystal Lake Road, as submitted by Cunat Inc. The applicant is requesting the following: 1. Zoning Map Amendment from BP Business Park District to: a. RS-3 Medium High Density Single Family Residential District; and b. RM-2 High Density Multi-Family Residential District; 2. Variances for: a. Lot width; b. Multiple buildings on each platted zoning lot for 207 townhomes in fifty buildings; c. Other variances as required to allow the development as set forth on the concept plan. In attendance were Brian Cunat principal of Cunat Inc., Christopher Zock, Vice President in charge of operations, and Attorney Thomas Zanck of Zanck Militello, and Coen. Chairman Howell sworn in Mr. Cunat and Mr. Zock. P&Z Commission November 18, 2004 Page 3 Chairman Howell stated notice of the Public Hearing was published in the Northwest Herald on November 1, 2004. A Certificate of Publication and receipts of certified mailing of notification to abutting property owners of record are on file in the Office of the City Clerk. An Affidavit of Service and property posting is also on file in the Office of the City Clerk. Mr. Cunat provided the Commission with the background history encouraging his firm to created the senior housing community being proposed for the subject property located immediately south of Church of Holy Apostles at the intersection of Bull Valley Road and Crystal Lake Road. His firm purchased the subject property which is currently zoned Business Park District. He noted the purpose for this Public Hearing is to request a recommendation for map amendment and variances to allow a senior housing development for the 55 years of age and older community of McHenry County on the subject property. Mr. Zock noted the applicant is seeking commission recommendation regarding a zoning map amendment and variances. He reported the applicant has investigated positive desirable qualities of a potential 55 and older residential community. Desirable attributes include a 1.6 mile walking trail which connects all facets of the development; trellis swings along the trail which provide places for relaxation; barbeque pits along the trail for entertainment; bocce ball and croquet courts for socialization; gazebos for gathering; bridge overlooks along the roadway to provide character; putting and chipping area for enjoyment. These unique areas would be available to the residents at a minimal ongoing cost. Mr. Zock noted ten different floor plans are being introduced. Eight of the ten would be ranch design. A wide range of home sizes are being provided ranging from 900 square feet to 1,900 square feet. One and two-bedroom layouts are being suggested, all utilizing an open floor plan. Multiple unique options and upgrades would be available for the residents. Mr. Zock addressed the Staff Report regarding this project. He reported the applicant has addressed and/or responded to nearly all of Staff’s concerns. Regarding density, he noted when the designated open space has been incorporated into the density calculations, the following results: 2.64 units/acre for single family district 4.61 units/acre for adjoined single family district 5.09 units/acre for the townhome portion of the plan. This reflects an overall density of 4.04 units/acre. Mr. Zock stated due to the proposed population for this 55 and older development, there would be literally no impact on the school districts as far as students are concerned. However, the school districts would realize an increase in real estate tax dollars annually. Land donation to the Rockford Diocese for a school site would assist in overcrowding in the McHenry Catholic Schools. Mr. Zock noted all transportation and access issues would comply with Staff requests. He noted the Church of Holy Apostles would become the center of the neighborhood rather than the fringe of an industrial park. Mr. Zock responded to the Staff report regarding the following: P&Z Commission November 18, 2004 Page 4 1. Parking – at least 4 spaces are shown per unit; ordinance requires 2.3 spaces per unit. 2. Collector Road for future collection to Mason Hill - driveway curb cuts reduced from 22 to 9. 3. Berming and landscaping – increased along railroad tracks and along Crystal Lake Road. 4. Fencing – uniform fencing policy to be implemented to provide open and pleasant curb appeal. 5. Special Service Area to be created for future association needs as far as private townhome road care and maintenance, drainage system maintenance, etc. 6. No direct route is provided within the subdivision to ensure that “shortcuts” through the subdivision would not be encouraged. 7. Age restriction in the development would be iron clad, both in its establishment and in its longevity. Mr. Cunat, in summary, stated the proposed development is a unique project which would benefit the City, the public schools, the private schools, the adjacent Church and the 55 and older community. The proposed use would revert to the residential use originally intended for this property. City Planner Martin provided the Commission with a Staff Report regarding the project. He stated the proposed residential land uses are in conflict with the land use designation in the City’s Comprehensive Plan, which designates the property as Business Park. However, the property is adjacent to property designated on the plan as residential to the south, west and north. Planner Martin also noted Church of Holy Apostles is adjacent to the north. Churches have traditionally located in residential areas. There are also physical barriers (Crystal Lake Road and Union Pacific RR) that provide clear separation of the property from surrounding uses. Staff believes that the land use is appropriate for this site. Planner Martin stated a gross density of 4.04 units per acre is proposed for the entire development. Subtracting the acreage being donated to the church, the gross density rises to 4.6 units per acre. He noted the proposed density falls within the Medium-Density Residential category (4 to 9 dwelling units per acre) of the Comprehensive Plan. Staff’s main concern is with the density of the townhome portion of the development and the overabundance of townhomes approved but not yet constructed in the City. Staff is also concerned about the density of the development as it relates to the impact on Crystal Lake Road, and the intersection of Crystal Lake Road and Bull Valley Road, as well as the impact on the proposed private roadway system due to the number of townhomes proposed. Further, Staff believes that the proposed density has a negative impact on the development design. Buffering and usable open space on the site are minimal. Planner Martin stated the design layout proposed, with a higher density closest to the railroad tracks and a lower density towards Crystal Lake Road makes sense at this location. However, Staff does have several concerns with the proposed lot layout and development design, notably: P&Z Commission November 18, 2004 Page 5 1. Traffic Impact Analysis Having only one main access to serve 410 dwelling units is a concern. The developer is proposing private roads in the townhome portion of the development. Staff has concerns particularly as there will be 207 townhome dwelling units responsible for the maintenance of a roadway system. Typically, the City has discouraged private roadways for this reason. If the project moves forward, there will need to be further study and analysis to determine the best location for the road stub to the south and the appropriate function of a north-south roadway. The function of the roadway will dictate the amount of right-of-way and specific design standards which would be required. 2. Public services Staff is concerned about the development of this property as it relates to sewer and water due to the fact that the property was planned for a business park land use and is now being proposed as residential. Residential land uses place more of a burden on City services, including: water, sewer, parks and emergency services. 3. Provisions for Senior Housing If this development moves forward, Staff believes that there should be provisions in a development agreement, as well as in the covenants and on each of the property deeds regarding the age restriction. Staff does have concerns with the age-restriction policy particularly as the homeowner’s association will be responsible for the enforcement of this policy. 4. Variance for Townhome Lot Width Due to fact that lot width is based on the number of dwelling units and the number of dwelling units proposed on each lot is very great, the lot width requirement would also be very large. Staff does not have a problem with this request; as this is not uncommon. 5. Variance for Multiple Buildings on a Zoning Lot This Variance is also very common and has been granted several times in the past. Staff does not have a problem with this request. In conclusion, Planner Martin noted Staff has met with the applicant to discuss the concerns in the Staff report and the applicant has stated he would comply with most of Staff’s concerns and recommendations. Staff believes that the proposed land use is appropriate for the subject property but has concerns with the proposed concept plan as submitted. As a result, Staff would not recommend approval of the zoning map amendment at this time. Staff would recommend that the public hearing be continued until the applicant can submit a revised plan. Staff would recommend approval of the variances. However, if the Commission decides to continue the Public Hearing, voting on the variances should also be postponed. Chairman Howell invited questions and comments from the Commission. P&Z Commission November 18, 2004 Page 6 Ekstrom expressed concerns regarding units with stairs and the proposed RS-3 zoning. She noted there has been a moratorium on RS-3 zoning since 1990. She opined there should be a choice which exceeds the proposed 1,900 square foot sized unit. In response to an inquiry, Mr. Cunat stated outside maintenance of the townhome units including lawn care and snow removal would be taken care of by the association. That option would also be available to single family residents as well. Other available services might include maid, laundry, etc. which would cost an additional fee. Chairman Howell inquired if the applicant was aware prior to this evening of Staff’s recommendation to continue the Public Hearing until revised plans can be resubmitted and reviewed by Staff and the Commission. Mr. Zock responded in the affirmative. In response to an inquiry, Mr. Zock responded the 55 and older residential requirement would be enforced as recommended by City Attorney McArdle, although he, Mr. Zock, is not certain of the mechanism for enforcement at this time. Mr. Zock informed Chairman Howell the Applicant’s attorney and the City Attorney have been in contact regarding the enforcement of the minimum age requirement. Responding to Chairman Howell’s inquiry, Mr. Zock stated the Applicant has commissioned a third party traffic study. The results of the study concluded following development of this property with senior housing, there would be no impact on the Crystal Lake Road and Bull Valley Road intersection or the road network in general. He noted 55 and older traffic patterns occur at off-peak hours. Mr. Zock also noted there would be a secondary access point at the frontage road entrance onto Bull Valley Road, once the Church of Holy Apostles entrance has been diverted to the east. Mr. Zock stated all roads in the development would be built according to City specification except they would be narrower than a standard City street. The 22 foot wide road would make it less likely that there would be on-street parking. Noting the subdivision would be connected to the South Waste Water Treatment Plant, Mr. Zock stated there would be a reasonable impact on the City’s infrastructure. He noted the plant connection would not be ready for approximately two years. Mr. Cunat responding to the concerns regarding the RS-3 zoning, stated the City of McHenry does not have a senior housing classification. The smaller sized lots would be preferable for the 55 and older age group. Mr. Cunat also noted the two floor plans which have multi-levels include all bedrooms on the main level. He suggested there is already a surplus of sites available for larger homes in the City. Smaller floor plan models for downsizing 55 and older citizens are desirable for this community. Cadotte suggested the traffic study indicating that 55 and older citizens do not travel during peak hours is unrealistic. Responding to some confusion expressed by the commissioners, Planner Martin noted the Staff Report reflected the concept plan which is before the Commission this evening. It does not take into consideration other issues and concerns agreed upon by the applicant since this concept plan was submitted to the City. Because a revised concept plan has not yet been prepared, Staff has P&Z Commission November 18, 2004 Page 7 recommended that the Public Hearing be recessed until the revised plan has been submitted and reviewed. Chairman Howell inquired as to the reason for the request for private roads in the subdivision. Mr. Cunat responded the roads would be able to be closed for block parties and other community events and not require City approval. Buhrman concurred with Cadotte regarding the invalidity of the completed traffic study. He surmised there would be far more drivers utilizing the area public roadways than indicated by the results of the traffic study. Mr. Cunat stated the traffic study has already been provided to the City Engineer who concurs with the results provided. In response to Chairman Howell’s inquiry, Mr. Cunat stated recessing the Public hearing would not negatively impact him or his company. It would however have an impact on the neighbors, particularly the Church of Holy Apostles, who would like to break ground for the new expansion in the spring. Thacker inquired as to the proposed percentage of open space in this development, excluding the school site from calculations. No response was provided by the applicant. Thacker inquired, regarding the future access points adjacent to the tree nursery and Jet Concrete, how the stub to that location would ultimately be utilized. Mr. Zock responded noting the owner of the tree nursery is actively marketing the parcel. The proposed stub is on the property line between the two parcels. This stub if extended along the property line would line up with the potential access to the nursing care facility on the north side of Bull Valley Road. Mr. Cunat also informed the Commission Staff is requiring a development contribution toward the traffic signal which would ultimately be installed on Bull Valley Road at the juncture with the nursing care facility to the north. In response to Cadotte’s inquiry, Mr. Cunat stated all roadway improvements to Crystal Lake Road at the entry to this development would be the responsibility of the developer. In response to an inquiry, Mr. Cunat stated there would be an overall homeowners association governing all three neighborhoods of this development, i.e. the single family, the attached single family, and the townhomes. He noted the association assessment for each type of unit would vary according to the type of services provided. Chairman Howell invited questions and/or comments from the audience. He swore in all who spoke before the Commission: John Bateman, 1116 South Crystal Lake Road: Mr. Bateman stated he left Lake County as he was forced out by a 55 and older community. He opined this is just another development. The proposed density does not fit in with the area. He suggested mixing in a Catholic school with a development is forcing the City to make a decision. He suggested school speed zones on Crystal Lake Road would be crippling for traffic. He stated he has grave traffic concerns, in addition to the high density. He also noted there would be a need for more fire and rescue with this increase in density. He also expressed concern regarding drainage and the impact on his property. Private P&Z Commission November 18, 2004 Page 8 roads constructed in a sub-standard manner, would they be able to support a fire truck? He noted multi-family development should be discouraged. The lots are about one-half of what they really should be. Traffic lights should be installed before the project begins. He judged the real estate taxes will not provide the relief needed when the community realizes the impact from the growth of this development. The proposed development would be crippling to the area. Mr. Bateman urged the Commission to consider these factors before allowing the development to take place. Jim Heavey, 1106 South Crystal Lake Road: Mr. Heavey stated there are a number of concerns raised by the proposed development. One would be the fire truck and safety issue. Another factor would be visitors and where would they park, particularly if someone decides to have a party. If the roads are only 22 feet wide, parking would be prohibited. Another issue is the water detention/retention. There was mention of a fence. He inquired where it would be located. Mr. Zock responded no fences would be permitted in the attached single family units or townhome units. In the detached single family, the issue of fencing is yet to be determined. Mr. Heavey stated when he purchased his property in 2002 it was contingent upon the Route 31 exchange not going through his parcel. He stated he received assurance there was an alternate plan and would not utilize his property. Mr. Heavey suggested the Route 31 exchange be extended through the subject property which is currently vacant as opposed to his property on which he raises and houses horses. Mr. Heavey, pointing to the detention area on the southwest corner of the subject property is adjacent to his parcel. He expressed concern regarding maintenance issues of the detention area. Mr. Heavey asked that the water retention issues and improvements be addressed first and not following completion of the development buildout. Fr. Robert Sherry, 5211 Bull Valley Road: Fr. Sherry stated Church of Holy Apostles purchased its current site in 1992. He stated the Comprehensive Plat at that time showed surrounding property to be residential use. The residential use fits in far better with the Church’s plans for its property. Having a neighborhood around the Church will help to fulfill the mission of the parish. Fr. Sherry noted some of the Church’s members have moved to Del Webb, seeking a 55 and older community. He stated his appreciation to the developer for all of their research. Losing such valued and wise parishioners has not been beneficial to the Church nor to the McHenry community. Regarding having a school adjacent to the Church property, Fr. Sherry pointed out the benefit of educational opportunities and decrease in burdens upon the public school systems. This would appear to be a healthy response to the need. He also acknowledged the senior citizens typically find an opportunity for a great relationship with young people in the educational system. Responding to Thacker’s inquiry regarding the amount of open space on the concept plan, Planner Martin stated according to the site data chart, the lot area provided in residential is approximately 73 acres. The lot area without the Church is approximately 86 acres. The difference is 13 acres, approximately 15% not incorporated into lots in the residential district. Chairman Howell inquired if Staff would consider a motion by the commission regarding the granting of the zoning map amendment, conditioned on the applicant making the necessary modifications to the concept plan prior to the next stage in the process taking place. Planner P&Z Commission November 18, 2004 Page 9 Martin responded in the affirmative, noting no conditions could be placed on the zoning map amendment. Conditions could be placed on the variances, however. Attorney Zanck stated the applicant will be seeking an amendment to the annexation agreement, and additional leverage would be provided Council in order to incorporate certain restrictions and/or conditions as suggested by the commission. There were no further questions and/or comments from the audience. Public Comment was closed at 8:48 p.m. Thacker stated the matter before the City is the Cunat proposal for a 55 and older housing development. No other partners have a petition or application before the City at this time. Attorney Zanck stated the Church of Holy Apostles is a co-applicant as there is a small land swap necessary to facilitate this project. Mr. Cunat inquired if a brief delay of two weeks or a month would cause a change in how the commission views the request for a map amendment and variances. In conclusion, Mr. Cunat stated the project would have a positive impact on all neighbors. He noted the water drainage problems which have persisted on the south end of the property would be dramatically improved by the construction of this project. Water would be retained and its flow controlled. The land comes with a number of interesting conditions: 1. a reserved Route 31 Bypass right-of-way previously approved by the state and the county; 2. sound screening will be provided to buffer the automobile noise from the Bypass; 3. The project would not move forward until the City received approval for expansion to the South Wastewater Treatment Plant. The delay caused by waiting for the availability of the South Wastewater Treatment Plant expansion will cause the developer to finalize the plans for this project, to put together a marketing proposal, to complete the facets of the product, and to deliver this proposal as the pride of the community. Mr. Cunat noted a change in density would make the project not feasible and he stayed he would like the commissioners to realize the density, i.e. the RS-3 zoning, could not be changed. Mr. Cunat stated the economics of the project would not work with less than the proposed density. Nadeau expressed concerns regarding the proposed RS-3 zoning. He stated as this project is a gateway to the City, the proposed RS-3 zoning with 9,000 square foot lots is too dense. He stated the City has worked hard at increasing City lots and removed the RS-3 designation from the Zoning Ordinance except for already platted RS-3 lots. Motion by Cadotte, seconded by Nadeau, regarding File No. Z-628, a request for: 1. Zoning Map Amendment from BP Business Park District to: a. RS-3 Medium High Density Single Family Residential District; and b. RM-2 High Density Multi-Family Residential District; 2. Variances for: P&Z Commission November 18, 2004 Page 10 a. Lot width; b. Multiple buildings on each platted zoning lot for 207 townhomes in fifty buildings; c. Other variances as are required to allow the development as set forth on the concept plan. to recess the Public Hearing until Thursday, December 9, 2004, at 7:30 p.m. and that the applicant provides documentation to Staff to address any and all issues raised by the commission this evening. Voting Aye: Buhrman, Cadotte, Howell, Nadeau, Thacker. Voting Nay: Ekstrom. Not Voting: None. Abstaining: None. Absent: Schepler. Motion carried 5-1. Comments by Commission: Buhrman: Would prefer RS-2 zoning. Cadotte: Concurred with Buhrman that RS-2 zoning would be acceptable. Ekstrom: Primarily because the applicant has stated RS-3 would not be negotiable; secondly, after hearing from adjacent home owners, there are many more drainage issues which should be addressed, as well as the density of the property. Pending seeing something drastically different than the current concept plan, I would not be voting in support of this project. Howell: Great concept generally speaking; a win-win situation for the community and all of the people involved. I’m looking forward to seeing the issues of contention resolved to everyone’s mutual satisfaction. Nadeau: Has great reservations regarding the proposed 9,000 square foot lots and the density is too high. Also has concerns regarding the traffic study. Thacker: Have other concerns not appropriate for this meeting; further discussion on items should take place. Mr. Cunat responded to the Commission comments, noting corrections to the concept plan will be made as quickly as possible. Mr. Cunat is confused regarding the issue of RS-3 and noted he is anticipating RS-2 with a minimum lot size of 10,890. Attorney Fetzner responding to Mr. Cunat’s intent to reclassify the single family lots to RS-2 rather than the published RS-3, stated this matter would not have to be republished and the newly requested zoning classification is less intense than the one originally sought. The Public Hearing was recessed by Chairman Howell at 9:08 p.m. Chairman Howell reconvened the meeting at 9:15 p.m. P&Z Commission November 18, 2004 Page 11 Approval of Minutes Motion by Buhrman, seconded by Cadotte, to approve the minutes of the November 4, 2004 regularly scheduled Planning and Zoning Meeting as amended to reflect that Thacker was absent in the motion regarding file number Z-627. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Schepler. Motion carried. 6-0. Approval of Resolution Establishing 2005 Meeting Schedule Motion by Nadeau, seconded by Buhrman, to approve a resolution establishing the 2005 Planning and Zoning Commission Meeting schedule as follows: JANUARY – 7:30 P.M., FEBRUARY - 7:30 P.M. MARCH - 7:30 P.M. 6 Thursday 3 Thursday 3 Thursday 20 Thursday 17 Thursday 17 Thursday APRIL - 7:30 P.M. MAY - 7:30 P.M. JUNE 7:30 P.M. 7 Thursday 5 Thursday 2 Thursday 21 Thursday 19 Thursday 16 Thursday JULY - 7:30 P.M. AUGUST - 7:30 P.M. SEPTEMBER - 7:30 P.M. 7 Thursday 4 Thursday 1 Thursday 21 Thursday 18 Thursday 15 Thursday OCTOBER - 7:30 P.M. NOVEMBER - 7:30 P.M. DECEMBER - 7:30 P.M. 6 Thursday 3 Thursday 1 Thursday 20 Thursday 17 Thursday 15 Thursday Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Schepler. Motion carried 6-0. Other Business Planner Martin provided a brief report of recent Council action. He also noted the Commission at its December 2, 2005 will be reviewing the Downtown Overlay District ordinance, the revised Planned Unit Development ordinance, a conditional use permit for a facility on Route 120 and a minor variance. On December 9th, the Commission will continue reviewing the Cunat senior housing complex. On December 16th, the Commission will review a conditional use for a kidney dialysis facility, a conditional use and variances for a drive through restaurant. P&Z Commission November 18, 2004 Page 12 Ekstrom inquired if there would be additional street lights along Route 120. Martin responded not in the near future as the cost is prohibitive. All existing lights will be illuminated but have not yet been lit by Commonwealth Edison. Chairman Howell and Commissioner Thacker expressed their dismay with the ongoing violations at the Gary Lang Auto Center. Thacker stated the ordinance violations have been occurring for more than a year, and the City consistently ignores the violations. Question was raised about the status of Sloppy T’s. It was pointed out the business is still operational at its existing location. The Commission also commented on the eye sore north of the Hustler on Crystal Lake Road which is now more visible since the reconfiguration of the Route 120 and Crystal Lake Road intersection. Some discussion also occurred regarding the aesthetics of the former Portable Tool location at the southeast corner of Crystal Lake Road and Route 120. The Commission commented on the renovation of the former Eby Brown building and the positive change in the streetscape due to its reconstruction. Adjournment Motion by Buhrman, seconded by Cadotte, to adjourn the meeting at 9:29 p.m. Voting Aye: Buhrman, Cadotte, Ekstrom, Howell, Nadeau, Thacker. Voting Nay: None. Not Voting: None. Abstained: None. Absent: Schepler. Motion carried 6-0. Respectfully submitted, _________________________________ Kathleen M. Kunzer, Deputy Clerk Planning and Zoning Commission C: Mayor, Aldermen, City Administrator, City Clerk, City Attorney, City Planner, City Engineers, Applicants, Landmark Commission Chairman, Chicago Tribune, Northwest Herald, Aldermen Conference Room, File Copy.